20829 Highway 76 · Laurens, SC 29360-7660

$150,000

1 bd · 1.0 ba · 1,353 sqft · Other · 50 Days on market

0.70 ac lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

INVESTOR ALERT – Single Family Property with Shop on 0.7 Acres. This all-brick home features one bedroom and one bathroom, offering strong potential for rental income or resale after renovations. Conveniently located on Hwy 76 just outside Laurens city limits, this property offers excellent visibility and easy access while still maintaining a more private setting. It provides ample space for expansion, additional structures, or outdoor storage. It also includes a large detached shop, perfect for a workshop or storage. Property is being sold AS-IS, making it an ideal project for investors, flippers, or buyers looking to add value. Cash offers only. Don’t miss this chance to turn

Key facts

• Large detached shop
• Shop on 0.7 acres
• 0.7 acre lot

Tags

• SINGLE FAMILY PROPERTY
• SHOP ON 0.7 ACRES
• AMPLE SPACE FOR EXPANSION
• LARGE DETACHED SHOP

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Attached single-car carport; Detached workshop; Driveway parking with a circular paved asphalt driveway; Garage capacity listed as 2
• Utilities: Public water; Septic sewer; Electric water heater; Electric hookup for dryer
• Home design: Single-story home; Basement foundation; Brick veneer (full); Composition shingle roof
• Construction: Home over 50 years old
• Exterior features: Front porch and additional porch; Level lot with some trees; Outbuilding (storage); Half-acre parcel

Interior

• Kitchen: 10 x 10 kitchen; Electric oven; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level (approx. 10 x 12)
• Flooring: Carpet; Laminate flooring; Vinyl; Concrete flooring
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Propane gas heating; Wall/window air conditioning units; Electric water heater
• Interior features: Built-in bookcase; Smooth ceilings; Laminate countertops; All window treatments remain; Unfinished basement with interior access
• Laundry & utility: First-floor laundry with electric dryer hookup; Washer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-3 ($-31/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (19.7% below list).
• Recommended offer: $120k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% in Laurens — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#79 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, employment D, crime F.
• Laurens 55 (rural): math 20% / reading 29% proficiency, ranked #63 of 80 in SC (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ford Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 416 students, 100% FRL); Sanders Middle (math 12% / reading 22%, grade F, #191 of 229 statewide, top 85%, 331 students, 100% FRL); Laurens District 55 High (math 32% / reading 61%, grade D-, #162 of 196 statewide, top 83%, 1,554 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,395 (19.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.43×
• Total profit: $17,871
• Equity at exit: $67,446

10-year hold

• IRR: 10.1%
• Equity multiple: 2.52×
• Total profit: $63,829
• Equity at exit: $103,943

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29360-7660

• Active inventory: 1
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-3

Break-even live

Break-even rent $1,207

Max offer price $149,539

Occupancy floor 95%

Sensitivity live

Price	-10% $82	-5% $40	+0% $-3	+5% $-45	+10% $-88
Rent	-10% $-98	-5% $-50	+0% $-3	+5% $45	+10% $93
Rate	-1.0pp $73	-0.5pp $36	base $-3	+0.5pp $-41	+1.0pp $-81

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $150,000 Active 50 DOM
2. 2026-06-21
   days on market $150,000 Active 49 DOM
3. 2026-06-19
   days on market $150,000 Active 47 DOM
4. 2026-06-18
   days on market $150,000 Active 46 DOM
5. 2026-06-17
   days on market $150,000 Active 45 DOM
6. 2026-06-16
   days on market $150,000 Active 44 DOM
7. 2026-06-15
   days on market $150,000 Active 43 DOM
8. 2026-06-14
   days on market $150,000 Active 41 DOM
9. 2026-06-12
   days on market $150,000 Active 40 DOM
10. 2026-06-09
    days on market $150,000 Active 37 DOM
11. 2026-06-08
    days on market $150,000 Active 36 DOM
12. 2026-06-07
    days on market $150,000 Active 35 DOM
13. 2026-06-07
    days on market $150,000 Active 34 DOM
14. 2026-06-03
    days on market $150,000 Active 31 DOM
15. 2026-06-02
    days on market $150,000 Active 30 DOM
16. 2026-06-01
    days on market $150,000 Active 29 DOM
17. 2026-05-31
    days on market $150,000 Active 28 DOM
18. 2026-05-30
    days on market $150,000 Active 27 DOM
19. 2026-05-03
    listed $150,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,255 · $105/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,447
• − Mortgage interest: −$8,402
• − Property taxes: −$1,255
• − Insurance: −$750
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$4,364
• Taxable loss: −$2,636
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $601/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Laurens 55
• NCES district ID: 4502610
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,174
• Composite: 20.58/100
• National rank: #8555
• State rank: #63 of 80 in SC

Livability — Laurens

• Score: 68/100
• State rank: #79
• US rank: #9104

Category grades

Amenities D+ Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

1 event — show timeline

• 2026-05-03 Listed $150,000 Greater Greenville MLS

Property tax history

+25.1%/yr

Latest (2025): $1,255 · +1.7% YoY. Source: county tax records.